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Home My WebLink AboutHARVEST PARK SUBDIVISION, 5TH FILING - REPLAT OF BLOCKS 3 & 4 - 25-98H - REPORTS - RECOMMENDATION/REPORTNo Text Harvest Park Subdivision, 5th Filing, File #25-98H October 1, 2003 Administrative Hearing Page 5 B. The Harvest Park Subdivision, 51h Filing meets the plat requirements located in Section 3.3.1 - Plat Standards located in the General Development standards in Article 3 of the Land Use Code. C. The Harvest Park Subdivision, 51h Filing satisfies the General Development Standards of Article 3. D. The Harvest Park Subdivision, 51h Filing satisfies the Zone District Standards for the LMN — Low Density Mixed- Use Neighborhood Zone District. RECOMMENDATION: Staff recommends approval of the Harvest Park Subdivision, 5th Filing, File #25- 98H. Harvest Park Subdivision, 5" Filing, File #25-98H October 1, 2003 Administrative Hearing Page 4 D. Division 3.6, Transportation and Circulation 1. Master Street Plan [3.6.1 ] — Rock Creek Drive is identified as a Collector on the Master Street Plan. There are two sections of Rock Creek Drive that currently exist. The first is the portion of Rock Creek Drive east of this site between Ziegler Road and Corbett Drive. The second is a half block segment within the Stetson Creek neighborhood that stubs the street to the Harvest Park PDP's western property boundary. The build out of the approved Harvest Park PDP will eventually connect these two segments of Rock Creek Drive. Initially, the portion of Rock Creek Drive that stubs to the western edge of the Harvest Park PDP was established by the Rock Creek Overall Development Plan (ODP), which was approved by the Planning and Zoning Board in November of 1993. The Harvest Park Project Development Plan (PDP) was approved in January 2000. 2. Streets, Streetscapes, Alleys and Easements [3.6.2] — The connections of the private drives with the public streets use the applicable Larimer County Urban Area Street Standards as required. The standard is therefore satisfied. 4. Article 4 — LMN Zone District Standards The Harvest Park Subdivision, 5'h Filing contains a use (single family attached dwellings) that is permitted in the LMN — Low Density Mixed -Use Neighborhood Zoning District subject to Type 1 review. The approval of the Harvest Park Subdivision, 5'h Filing would continue to allow the Harvest Park PDP to satisfy the permitted use standards for the LMN — Low Density Mixed- Use Neighborhood Zone District. 5. Findings of Fact/Conclusion: A. The Harvest Park Subdivision, 5'h Filing contains a use that is permitted in the LMN — Low Density Mixed -Use Neighborhood Zoning District subject to Type 1 review. Harvest Park Subdivision, 5th Filing, File #25-98H October 1, 2003 Administrative Hearing Page 3 Procedural Requirements, Division 2.2 - Common Development Review Procedures for Development Applications, Subsection 2.2.10(A) Minor Amendments, where it states that a minor amendment can increase or decrease the number of dwelling units by up to one percent. The concurrent minor amendment request increases the number of dwelling units by approximately 0.83%, and therefore, can be processed as a minor amendment. As required, such minor amendments shall comply with the applicable standards contained in Articles 3 and 4. 3. Article 3 - General Development Standards: The project complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards Transportation Impact Study [3.2.2(C)(8)] — In accordance with the Institute of Transportation Engineers Trip Generation Handbook, 6th Edition, 1997, there is no traffic impact with the proposed change townhomes generate fewer trips than do single-family detached housing. B. Division 3.3, Engineering Standards Plat Standards [3.3.1 ] — As required, the general layout of the lots, roads, driveways, utilities, drainage facilities, and other services within the proposed development are designed in a way that enhances an interconnected street system within and between neighborhoods. Proper right-of-way has been dedicated for public streets, and drainage easements, and utility easements have been provided as needed to serve the area being platted. 2. Water Hazards [3.3.3] — The Stormwater Department has reviewed the application and has indicated that the application satisfies the requirements of this standard. Harvest Park Subdivision, 51h Filing, File #25-98H October 1, 2003 Administrative Hearing Page 2 COMMENTS: 1. Background: The zoning and land uses that surround the site are as follows: N: RL; existing Harmony Park, existing Traut Elementary School, existing single-family attached residential north of the school. NW: RL; existing Preston Junior High School, existing Wild Wood Farm single family neighborhood, S: LMN; Rock Creek Drive, undeveloped portions of the Harvest Park PDP development, Sage Creek development (under construction), W: LMN; undeveloped portions of the Harvest Park PDP development, RL; existing Stetson Creek and Timber Creek single-family residential neighborhoods. E: LMN; existing and under construction portions of the Harvest Park development. Concurrently to this plat application, the applicant requests a minor amendment to amend the Harvest Park Project Development Plan (PDP). This includes amending the site plan, landscape plan, and utility plans to reflect conversion of 36 single family detached home lots to 40 single-family attached home lots. The total number of dwellings for the PDP is thereby amended from 481 units to 485 units. The site and landscape plans are thereby amended to reflect the change. The utility plans have been amended to reflect changes to utilities, street design, and drainage design. This application specifically creates a new plat, now called "Harvest Park Subdivision, 5th Filing", for the portion of the original "Harvest Park Subdivision" specified as "block 3 and block 4." The plat reconfigures lot lines, and creates an additional 4 lots within the original area of blocks 3 and 4. The new plat creates a block 1 and a block 2 of Harvest Park Subdivision, 5th Filing. The parcel was annexed in September 1998 as part of the Ruff Annexation. 2. Article 2 - Administration: The request complies with the applicable requirements of the Land Use Code, specifically the procedural requirements located in Division 2.1 - General ITEM NO. 1 of 2 MEETING DATE 10/1/2003 igA STAFF Troy iones Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Harvest Park Subdivision, 51h Filing, File #25-98H [Type I, Administrative Review] APPLICANT: Terence Hoaglund Vignette Studios 144 N. Mason Street, Suite 2 Fort Collins, CO 80524 OWNER: The Writer Corporation 6061 S. Willow Drive, Suite 232 Englewood, CO 80111 PROJECT DESCRIPTION: The request is to replat Blocks 3 & 4 of the approved Harvest Park P.D.P. from 36 single family detached home lots to 40 single-family attached home lots (townhomes). The project site is bounded by Harvest Park Lane on the north, Old Mill Road on the west, Mill Stone Way on the east, and Rock Creek Drive on the south. The property is in the LMN — Low Density Mixed -Use Neighborhood Zone District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The request proposes the use "single family attached dwellings," which is a permitted use in the LMN — Low Density Mixed -Use Neighborhood Zoning District subject to Type 1 review. The proposal meets the plat requirements located in Section 3.3.1 - Plat Standards located in the General Development standards in Article 3 of the Land Use Code. An approval of the proposed project would continue to allow the Harvest Park PDP to satisfy the General Development Standards of Article 3 and to satisfy the Zone District Standards for the LMN — Low Density Mixed- Use Neighborhood Zone District. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT